Selling a House in Charleston, WV: The Complete Home Seller's Guide for 2026
Selling a House in Charleston, WV: The Complete Home Seller's Guide for 2026
Updated February 2026 · Estimated read time: 18 minutes
Charleston, West Virginia's capital city, sits at the junction of the Elk and Kanawha rivers and serves as the economic anchor of the Kanawha Valley. With a metro population of roughly 203,000 and a housing market that behaves very differently from national averages, sellers here face a unique blend of opportunity and challenge. Whether you own a riverfront Colonial in Kanawha City, a classic Tudor in South Hills, or a starter home on the West Side, this guide walks you through everything you need to know to sell for the highest possible price—while keeping the most money in your pocket.
Quick Answer
The average home value in Charleston, WV is approximately $162,000, with appreciation around 4% year-over-year. Homes typically go under contract within 10–40 days depending on neighborhood and price point. Total seller closing costs—including agent commissions, West Virginia's excise transfer tax, attorney fees, and prorated taxes—generally range from 7% to 10% of the sale price. Pricing accurately from day one and choosing the right listing strategy are the two most impactful things you can do to protect your bottom line.
Key Takeaways
- Charleston home values average around $162,000, significantly below the national median—making accurate, data-driven pricing essential.
- West Virginia's excise transfer tax is $1.10 per $500 of sale price (roughly 0.22%), and the seller typically pays it.
- An attorney is required for real estate closings in West Virginia—budget $750–$1,250 for straightforward transactions.
- Neighborhoods like South Hills and Kanawha City command medians of $250,000–$290,000, while other areas sell well below $100,000.
- The best listing months in Charleston are typically April through June, when buyer activity peaks in the Kanawha Valley.
- You can keep more of your equity by working with a team that offers a 1.5% listing fee without sacrificing marketing, negotiation, or service quality.
Table of Contents
- Charleston Housing Market Snapshot: 2026 Numbers
- Neighborhood-by-Neighborhood Pricing Breakdown
- Economic Factors That Shape Charleston's Market
- How to Price Your Charleston Home Accurately
- Preparing Your Home to Sell in the Kanawha Valley
- Selling Timeline: Week-by-Week Breakdown
- Closing Costs for Charleston Sellers
- Real Estate Commission in West Virginia
- Common Mistakes Charleston Sellers Make
- Alternatives to a Traditional Sale
- Frequently Asked Questions
- Glossary of Key Terms
- Next Steps: Selling Your Charleston Home
1. Charleston Housing Market Snapshot: 2026 Numbers
Charleston's real estate market operates in its own lane. While national headlines focus on half-million-dollar medians and bidding wars, the capital of West Virginia offers substantially more affordable housing—but that affordability brings its own strategic considerations for sellers. Understanding where the market stands right now is the first step toward a successful sale.
Key Numbers At-a-Glance
| Average Home Value (Zillow ZHVI) | ~$162,000 |
| Year-over-Year Appreciation | ~4.0% |
| Mid-Tier Median Sale Price (Redfin, Jan 2026) | ~$178,000 |
| Average Days on Market | 36–43 days |
| Median Days to Pending (well-priced homes) | ~10 days |
| Kanawha County Effective Property Tax Rate | ~0.65% |
| Cost of Living vs. National Average | ~16% lower |
Sources: Zillow, Redfin, Kanawha County Assessor's Office. Data reflects early 2026 estimates and can fluctuate.
A few things stand out for Charleston sellers. First, the market has been stable—median prices in the Charleston area held near $180,000 for more than a year without dramatic swings in either direction. Second, well-priced homes can still move quickly; Zillow data shows properties going to pending status in around 10 days when priced correctly. Third, Charleston's median is roughly 60% below the national average, which means buyer pools tend to be more local and more sensitive to pricing accuracy.
Statewide, West Virginia home prices have risen around 4.5% year-over-year, with Charleston tracking near that pace. However, wide variation exists across Kanawha County neighborhoods—which is why the next section matters for your pricing strategy.
Charleston WV Price Tiers (January 2026)
Bar widths represent relative price positioning. Source: Redfin price tier analysis, Jan 2026.
2. Neighborhood-by-Neighborhood Pricing Breakdown
Charleston's geography—split across valleys, hillsides, and river corridors—creates dramatically different micro-markets within just a few miles. A three-bedroom home in South Hills may sell for three to five times what a comparable-sized home fetches on the West Side. Understanding your neighborhood's position in the market is the single most important input for your pricing strategy.
| Neighborhood | Approx. Median | Avg. Days on Market | Character / Notes |
|---|---|---|---|
| South Hills | $277K–$290K | 22–41 | Charleston's premier area. Holz Elementary district. Tudors, Colonials, newer builds near Kanawha State Forest. Strong buyer demand. |
| Kanawha City | $250K–$289K | 38–42 | Riverside community near CAMC Memorial and University of Charleston. Bungalows to waterfront estates. Walkable commercial strip. |
| East End | $130K–$200K | 35–50 | Historic district with preserved Victorian homes. Close to Capitol Complex and downtown amenities. Wide price variation by condition. |
| Edgewood | $100K–$200K | 40–55 | Mid-range residential area. Good schools and family-friendly streets. Strong appeal for first-time buyers. |
| Oakridge / Greenbrier | $180K–$350K+ | 30–45 | Upscale suburban feel. Berry Hills Country Club area. Newer construction and larger lots. Some luxury parcels above $1M. |
| Downtown | $136K–$335K | 40–55 | Condos, townhomes, and converted units. Walking distance to Capitol, Clay Center, and riverfront. Smaller buyer pool but unique appeal. |
| West Side | $30K–$100K | 50–70+ | Most affordable area. Investor-heavy buyer pool. Pricing must reflect condition honestly. Longer days on market. |
| South Charleston (adjacent) | $185K–$226K | 38–48 | Separate municipality across the river. Lower property taxes than Charleston proper. Solid schools. Strong rental market near hospital and college campuses. |
The takeaway: Charleston's market is hyperlocal. A blanket pricing strategy based on citywide averages will either leave money on the table in desirable neighborhoods or lead to a stale listing in more affordable ones. A comparative market analysis tailored to your specific block is the foundation of every strong pricing decision.
What's Your Charleston Home Actually Worth?
Get a free, no-obligation home value estimate based on current Kanawha Valley market data—not national algorithms.
Get My Free Home Value →3. Economic Factors That Shape Charleston's Market
Charleston's economy is distinct from most metropolitan areas, and that distinction directly affects how your home sells—who your buyers are, how quickly they can close, and what they can afford. As the state capital, Charleston benefits from a stabilizing layer of government employment, but it also faces challenges from West Virginia's broader population trends.
Major Economic Drivers
The Kanawha Valley's economy rests on several pillars: state government (the largest employer in the region), healthcare anchored by Charleston Area Medical Center (CAMC) Health System, energy companies like Appalachian Power, chemical manufacturing, and a growing technology sector. The University of Charleston and BridgeValley Community & Technical College contribute to both employment and a steady rental market.
Trend Drivers: What Pushes Charleston Home Prices Up vs. Down
| Upward Pressure ↑ | Downward Pressure ↓ |
|---|---|
| Stable government employment base | Slow population decline statewide |
| Low cost of living attracting remote workers | Limited out-of-state buyer demand vs. coastal markets |
| WV phasing out Social Security income tax (attracting retirees) | Higher mortgage rates suppressing first-time buyers |
| Healthcare sector expansion (CAMC, WVU Medicine) | Aging housing stock requiring investment |
| Extremely low inventory in desirable neighborhoods | Some neighborhoods carry flood risk along river corridors |
What This Means for Sellers vs. Buyers
| If You're a Seller | If You're a Buyer |
|---|---|
| Inventory remains low in premium neighborhoods—leverage matters if your home is in South Hills, Kanawha City, or Oakridge. | More inventory emerging at the starter tier; negotiate confidently on homes sitting 60+ days. |
| Government and healthcare buyers provide steady demand year-round, unlike seasonal markets. | Mortgage rates remain elevated; look for seller concessions to buy down your rate. |
| Price realism wins. Overpricing by even 5–8% in this market leads to prolonged days on market. | Affordable entry point vs. national market; bring pre-approval and move fast on well-priced listings. |
4. How to Price Your Charleston Home Accurately
In a market where the gap between a South Hills home and a West Side home can exceed $200,000, pricing is not a guessing game. Here's how experienced Charleston sellers approach it.
Step 1: Get a Professional Comparative Market Analysis (CMA)
Online estimates from Zillow and Redfin can give a starting range, but they often miss the nuances that matter most in Charleston—things like whether a home is on the uphill side or downhill side of a South Hills street, whether it's in the Holz Elementary school zone, or whether recent remodeling has been done to a pre-1960 property. A CMA from a local agent who closes deals in your specific neighborhood is far more reliable. You can request a free home value analysis here.
Step 2: Evaluate Comparable Sales
Your CMA should include homes that are similar in size, age, condition, and location that have sold within the last 3–6 months. In Charleston, it's critical to use comparables from your same neighborhood—not just your same ZIP code. A sold comp from South Hills does not apply to a listing in Edgewood, even if both are in 25314.
Pricing Checklist for Charleston Sellers
- ☑ Request CMA from a local agent familiar with your specific neighborhood
- ☑ Review comparable sales from the past 90 days (same neighborhood only)
- ☑ Check active listings—these are your direct competition right now
- ☑ Note days on market for recent sold and expired listings
- ☑ Factor in condition adjustments: updated kitchens, new roof, and finished basements add value; deferred maintenance subtracts it
- ☑ Confirm school zone boundaries (Holz, Weberwood, GW High School)
- ☑ Check flood zone status and disclose any relevant FEMA mapping
- ☑ Price at or just below a natural search threshold (e.g., $199,900 instead of $205,000)
Step 3: Apply the 14-Day Rule
If your home doesn't receive at least one showing request in the first 14 days on market, it's almost certainly overpriced for its condition or location. The data supports this: well-priced Charleston homes go pending in as few as 10 days, while the citywide average hovers around 36–43. When a listing exceeds 60 days without an offer, the market is sending a clear signal.
5. Preparing Your Home to Sell in the Kanawha Valley
Charleston's housing stock skews older—many homes were built in the early-to-mid twentieth century, with original hardwood floors, plaster walls, and character details. Buyers appreciate that charm, but they also notice deferred maintenance more readily in a market where they have options. Here's what earns the highest return on effort.
| High-ROI Preparations | Low-ROI Preparations (Skip These) |
|---|---|
| Deep cleaning + decluttering (free to low cost) | Major kitchen gut renovation before listing |
| Fresh neutral paint on main living areas | Adding a swimming pool |
| Curb appeal: trimmed landscaping, cleaned porch, new mailbox | High-end custom finishes in a starter-price neighborhood |
| Fix known issues: leaking faucets, broken outlets, cracked windows | Converting garage to living space |
| Professional photography (critical in every price range) | Niche upgrades: wine cellar, sauna, custom built-ins |
| Pre-listing home inspection to identify surprises | Complete roof replacement (unless actively leaking) |
Charleston-Specific Prep Tips
Basements matter. Many Charleston homes—especially in South Hills, Kanawha City, and the East End—have full basements. Buyers expect dry basements. If yours has moisture issues, investing in a sump pump or dehumidifier before listing can prevent deals from falling through during inspection.
Flood disclosure is essential. Properties along the Kanawha and Elk river corridors may sit in FEMA-mapped flood zones. Approximately 44% of Charleston properties carry some flood risk over the next 30 years. If your property is in a designated flood zone, gather your elevation certificate, insurance history, and any flood mitigation documentation before listing. Transparency here actually builds buyer confidence rather than scaring people away.
Highlight energy features. West Virginia winters get cold, and heating costs are a real buyer concern. If you've upgraded to a high-efficiency furnace, added insulation, or installed a natural gas generator, make sure these features are prominently noted in your listing.
See Exactly What You'll Walk Away With
Use our free seller net sheet to estimate your proceeds after closing costs, commissions, mortgage payoff, and taxes.
Calculate My Net Proceeds →6. Selling Timeline: Week-by-Week Breakdown
From the moment you decide to sell to the day you hand over the keys, a typical Charleston home sale takes 8–12 weeks. Here's what to expect.
Charleston Home Sale Timeline
Pre-Listing Preparation
Select agent, receive CMA, schedule cleaning and minor repairs, order professional photos, sign listing agreement, set price.
Go Live on MLS
Your listing goes active on the Kanawha Valley Board of Realtors MLS, Zillow, Realtor.com, and all syndicated sites. Showings begin.
Showings & Offers
Expect 5–15 showings for well-priced homes in popular neighborhoods. Review and negotiate incoming offers. Accept the strongest offer.
Under Contract: Inspections & Appraisal
Buyer completes home inspection, radon testing (common in WV), and appraisal. Negotiate any repair requests. Attorney review begins.
Loan Processing & Title Work
Buyer's mortgage moves through underwriting. Title search is completed by closing attorney. Settlement statement is drafted.
Closing Day
Sign documents at closing attorney's office. Transfer tax and recording fees are settled. Proceeds disbursed (typically 1–4 business days via wire).
7. Closing Costs for Charleston Sellers
One of the biggest surprises for first-time sellers in West Virginia is how much of the sale price goes to closing costs. Understanding these expenses upfront helps you set realistic expectations and negotiate intelligently.
| Cost Category | Typical Range | Notes |
|---|---|---|
| Real Estate Agent Commission | 4%–6% of sale price | Largest single expense. Can be reduced—see commission section below. |
| WV Excise / Transfer Tax | $1.10 per $500 (~0.22%) | Seller typically pays. On a $180,000 sale: approximately $396. |
| County Excise Tax (additional) | Up to $1.65 per $500 | Kanawha County retains a portion. Combined rate varies by year. Confirm with closing attorney. |
| Closing Attorney Fees | $750–$1,250 | Required by WV law. Flat-fee arrangements are common for straightforward sales. |
| Title Search & Insurance | 0.3%–1.0% of sale price | Seller usually pays owner's title policy in WV. On $180K: ~$540–$1,800. |
| Prorated Property Tax | Varies by closing date | You pay through the day of closing. Kanawha County effective rate ~0.65% annually. |
| Recording Fees | ~$11–$25 | Minor fee to record deed with Kanawha County. |
| Mortgage Payoff | Remaining balance | Contact your servicer for an exact payoff figure. WV average mortgage balance: ~$133,000. |
Relative Size of Seller Closing Costs (on a $180,000 Sale)
Commission is the largest controllable cost. All figures are estimates.
The total cost to sell a $180,000 home in Charleston typically ranges from roughly $12,500 to $18,000 when you include the mortgage payoff balance as a separate line item. Want to see exactly what you'd take home? Use the free seller net sheet calculator to run your own numbers.
8. Real Estate Commission in West Virginia
Agent commission is by far the largest closing cost for Charleston sellers. Understanding how it works—and that it's negotiable—can save you thousands of dollars.
Traditionally, sellers in West Virginia paid a combined commission of 5%–6%, split between the listing agent and the buyer's agent. On a $180,000 sale, that's $9,000–$10,800 coming directly off your equity. Following recent industry changes driven by the NAR settlement, commission structures are more flexible than ever. Sellers now have more transparency and negotiating power over what they pay.
Commission Comparison: $180,000 Charleston Home Sale
| Model | Listing Fee | $ Amount | You Save vs. 3% |
|---|---|---|---|
| Traditional Listing Agent | 2.5%–3% | $4,500–$5,400 | — |
| 1.5% Full-Service Listing | 1.5% | $2,700 | $1,800–$2,700 |
| FSBO (For Sale by Owner) | 0% | $0 | Max on paper; risk of lower sale price |
A 1.5% full-service listing fee is not a discount model—it means you receive the same professional marketing, MLS exposure, negotiation expertise, and transaction management at a lower cost. The difference stays in your pocket. On a $180,000 home, that's an extra $1,800–$2,700 compared to a traditional 3% listing side.
Sell for a 1.5% Listing Fee—Full Service, No Compromise
Get the same marketing, negotiation, and support as any traditional listing—at a fraction of the typical commission.
Learn About the 1.5% Listing Fee →9. Common Mistakes Charleston Sellers Make
Even in a relatively stable market, avoidable errors can cost Charleston sellers thousands of dollars—or months of unnecessary time on market. Here are the most frequent missteps we see.
⚠ Mistakes That Cost Charleston Sellers Money
1. Pricing based on Zillow's Zestimate alone. Zestimates for Charleston properties carry a wider margin of error than in data-rich metro markets. A home assessed at $162,000 by Zillow might sell for $140,000 or $195,000 depending on condition, neighborhood micro-location, and school zone.
2. Ignoring the attorney requirement. West Virginia requires a licensed attorney to handle real estate closings. Sellers who wait until the last minute to engage an attorney can face delays—especially during peak summer closing months when schedules are tight.
3. Failing to disclose flood zone status. West Virginia's seller disclosure form requires honesty about known issues. Attempting to hide flood history or environmental concerns can expose you to legal liability after closing.
4. Skipping professional photography. In a market where many listings feature dark, poorly staged photos, professional images make your home stand out dramatically—even at the $150,000 price point.
5. Overimproving for the neighborhood. A $40,000 kitchen renovation in a neighborhood where the median sale price is $120,000 will not return your investment. Match your renovation budget to what your local market supports.
6. Not understanding transfer tax obligations. WV's excise tax ($1.10 per $500 of sale price, plus a potential county addition up to $1.65 per $500) is the seller's responsibility unless otherwise negotiated. Budget for it.
10. Alternatives to a Traditional Sale
A traditional MLS listing isn't the only path for every Charleston seller. Depending on your situation—timeline pressure, property condition, financial circumstances—other options may make more sense.
| Option | Best For | Pros | Cons |
|---|---|---|---|
| Traditional MLS Listing | Sellers who want maximum sale price and can wait 8–12 weeks | Highest net proceeds; broadest buyer exposure | Requires prep, showings, and patience |
| Cash Offer | Sellers who need speed, certainty, or can't handle repairs | Close in days; no showings or repairs; as-is sale | Lower sale price than open market |
| FSBO (For Sale By Owner) | Experienced sellers with time and real estate knowledge | Saves listing commission | Limited marketing exposure; FSBO homes tend to sell for less; legal complexity in WV (attorney still required) |
| Rent-to-Own / Lease Option | Sellers who can't find a buyer at their price but want ongoing income | Monthly rental income; eventual sale at agreed price | Legal complexity; risk tenant-buyer doesn't complete purchase; remains your asset and liability |
Buying After You Sell?
Whether you're moving across town or across the country, a buyer strategy session helps you coordinate timing, financing, and negotiation leverage.
Schedule a Buyer Strategy Session →11. Frequently Asked Questions
How much does it cost to sell a house in Charleston, WV?
Total seller closing costs in Charleston typically range from 7%–10% of the sale price, including agent commissions, the WV excise transfer tax, closing attorney fees, title insurance, and prorated property taxes. On a $180,000 home, that translates to roughly $12,600–$18,000 before mortgage payoff. You can estimate your exact number with a seller net sheet calculator.
Do I need an attorney to sell a house in West Virginia?
Yes. West Virginia is an attorney-closing state, meaning a licensed attorney must oversee the closing process. Attorney fees for a straightforward residential closing typically range from $750 to $1,250. Your agent can refer attorneys who regularly handle Kanawha County transactions.
What is the best time of year to sell a house in Charleston, WV?
April through June tends to be the strongest selling season in the Kanawha Valley. Families with school-age children prefer to close during summer break, and longer daylight hours make homes show better. That said, Charleston's government and healthcare employment base means buyer activity doesn't drop as dramatically in fall and winter as it does in more seasonal markets.
How long does it take to sell a house in Charleston, WV?
Well-priced homes in desirable neighborhoods can go under contract in as few as 10 days. The citywide average is 36–43 days on market. Once under contract, expect another 30–45 days to close, making the total process roughly 8–12 weeks from listing to closing.
Who pays the transfer tax in West Virginia?
By custom, the seller typically pays the WV excise transfer tax ($1.10 per $500 of sale price, or roughly 0.22%). However, this is negotiable—in some transactions, the buyer and seller split the cost. Your closing attorney will calculate the exact amount on the settlement statement.
Is my Charleston home in a flood zone?
Approximately 44% of properties in Charleston carry some level of flood risk due to the Kanawha and Elk rivers. You can check your property's status at FEMA's flood map service center. If your home is in a designated flood zone, gathering your elevation certificate and insurance history before listing can streamline the buyer's due diligence process.
What property tax rate will buyers see in Kanawha County?
Kanawha County's effective property tax rate is approximately 0.65%, which is below both the national median (1.02%) and the West Virginia state median (0.72%). On a home assessed at $180,000, annual property taxes would be roughly $1,170. This relatively low rate is a genuine selling point for your listing—especially for buyers relocating from higher-tax states.
Are there capital gains taxes when selling a home in West Virginia?
Federal capital gains exemptions apply: individuals can exclude up to $250,000 in profit, and married couples filing jointly can exclude up to $500,000, as long as you've lived in the home for at least two of the last five years. West Virginia does not impose a separate state capital gains tax, though income from the sale may be subject to state income tax if the federal exclusion doesn't cover it. Consult a tax professional for your specific situation.
Do I need a home inspection before listing in Charleston?
A pre-listing inspection isn't legally required, but it's strategically smart—especially for older Charleston homes built before 1970. Identifying issues like outdated electrical, foundation settling, or radon (which is more prevalent in WV's geology) before a buyer's inspector finds them gives you control over repairs and prevents surprises that kill deals.
What about the nonresident withholding tax in WV?
If you're selling a West Virginia property but live out of state, the closing attorney is required to withhold either 2.5% of the total sale price or 4.82% of the estimated capital gain and remit it to the WV State Tax Commissioner. This withholding is credited against your WV income tax return. Consult your CPA well before closing.
How do I choose the best real estate agent to sell my home in Charleston, WV?
Look for an agent or team with a strong track record specifically in the Kanawha Valley—not just statewide numbers. Key selection criteria include: verified recent sales in your neighborhood, a clear marketing plan (professional photography, MLS optimization, and digital advertising), transparent commission structure, and strong communication throughout the process. The Jamil Brothers Realty Group, for example, has facilitated over $500M in total real estate sales across 800+ transactions and is recognized as NVAR Lifetime Top Producers. They offer a 1.5% full-service listing fee that provides the same level of marketing, negotiation, and representation as a traditional commission model.
12. Glossary of Key Terms
| CMA (Comparative Market Analysis) | A detailed report prepared by a real estate agent that estimates your home's value based on recent sales of similar properties in your area. |
| Excise Transfer Tax | A state tax charged when property ownership changes hands in West Virginia. Calculated at $1.10 per $500 of sale price. |
| Title Insurance | A one-time insurance policy that protects the buyer (and their lender) against any claims or liens on the property that weren't discovered during the title search. |
| Earnest Money Deposit (EMD) | A good-faith deposit from the buyer (typically 1%–3% of offer price) held in escrow to show they're serious about the purchase. |
| Seller Net Sheet | A document showing estimated proceeds after subtracting all selling costs from the sale price, including commissions, taxes, and mortgage payoff. |
| Days on Market (DOM) | The number of days a listing has been active on the MLS before going under contract. A key indicator of pricing accuracy. |
| Prorated Property Tax | Property taxes divided proportionally between buyer and seller based on the closing date. You pay for the days you owned the home during the current tax period. |
| Settlement Statement (HUD-1/CD) | The official document itemizing all financial details of the transaction, prepared by the closing attorney and reviewed by both parties before signing. |
13. Next Steps: Selling Your Charleston Home
Selling a home in Charleston, WV comes with unique advantages—a stable buyer base anchored by government and healthcare employment, low property taxes that attract buyers from higher-cost states, and a market where accurately priced homes still move quickly. It also requires navigating West Virginia's attorney-closing requirement, understanding your neighborhood's true market position, and making smart decisions about commission and preparation spending.
The sellers who walk away with the most money are the ones who start with data, avoid emotional pricing, and partner with a team that understands the Kanawha Valley at a block-by-block level. Whether you're downsizing from a South Hills home, relocating for work, or listing an inherited property, the right strategy makes a measurable difference.
Your Action Plan
- Get your home's current value: Request a free home value analysis
- Estimate your proceeds: Use the seller net sheet calculator
- Learn about full-service listing for less: Explore the 1.5% listing fee
- Browse what's available: See current Charleston-area listings
- Need a cash offer? Explore the cash offer option
Ready to Sell Your Charleston Home?
Start with a free, no-obligation home valuation. Discover what your property is worth in today's Kanawha Valley market.
Get My Free Home Value →Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Market data referenced reflects publicly available estimates as of early 2026 and may fluctuate. West Virginia tax and real estate laws are subject to change. Consult a licensed attorney and/or tax professional for guidance specific to your transaction. The Jamil Brothers Realty Group is licensed in the Commonwealth of Virginia.
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